654 W Clinton Way · Martinez, GA 30907

$299,900

3 bd · 2.0 ba · 1,898 sqft · Other public records

Built 1986 0.43 ac lot

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 654 Clinton Way in Martinez, GA -- where space, style, and comfort come together beautifully! This fully renovated 5-bedroom, 3.5-bath home offers the perfect blend of modern upgrades and flexible living. From the moment you step inside, you'll appreciate the fresh finishes, thoughtful updates, and move-in-ready appeal. The kitchen shines with brand-new appliances and stunning quartz countertops, creating a sleek and functional space perfect for both everyday living and entertaining. Need extra space? This home delivers! A versatile bonus area can easily transform into a private man cave, chic she-room, or even a comfortable mother-in-law suite or AirBnB Rental-- giving you th

Key facts

• 0.43 acre lot
• Built 1986

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $300k.

Deal economics

• At list price, monthly cash flow is $-430 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (38.9% below list).
• Recommended offer: $183k (38.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#23 in GA, #3,514 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Columbia County (suburban): math 49% / reading 52% proficiency, ranked #13 of 174 in GA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Evans Middle School (math 36% / reading 51%, grade D, #114 of 470 statewide, top 24%, 980 students, 34% FRL); Evans High School (math 12% / reading 31%, grade F, #218 of 424 statewide, top 53%, 1,887 students, 30% FRL).
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-18 pts) — the specific schools serving this property underperform the Columbia County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 333 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,213 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Columbia County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,347 (38.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.61% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.15%
• DSCR: 0.73
• GRM: 13.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -28.8%
• Equity multiple: 0.05×
• Total profit: $-79,504
• Equity at exit: $44,716

10-year hold

• IRR: -36.9%
• Equity multiple: -0.41×
• Total profit: $-118,350
• Equity at exit: $25,930

Cash invested: $83,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30907

• Rents YoY: 1.1%
• Active inventory: 333
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,833 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$181 /mo · $2,174/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-430

Break-even live

Break-even rent $2,378

Max offer price $223,872

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
636 Bridgton Dr Augusta, GA	3.0	2.0	2000	$1,950	$0.97	23d	1	0.15mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	43d	1	0.23mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	23d	1	0.23mi
4082 Spencer St Augusta, GA	3.0	2.0	1600	$1,795	$1.12	43d	1	0.37mi
4081 Melrose Dr Augusta, GA	3.0	2.0	1331	$1,731	$1.30	23d	1	0.44mi
4537 Shawnee Dr Augusta, GA	3.0	2.0	1534	$1,795	$1.17	23d	1	0.66mi
913 Cabot Cv Augusta, GA	3.0	2.5	1677	$1,895	$1.13	43d	1	0.75mi
1447 Collins Dr Augusta, GA	3.0	2.5	1580	$1,790	$1.13	43d	1	0.76mi
1426 Collins Dr Augusta, GA	3.0	2.5	1551	$2,000	$1.29	23d	1	0.80mi
1422 Collins Dr Augusta, GA	3.0	2.5	2102	$1,949	$0.93	14d	1	0.80mi
109 Highview Dr Augusta, GA	4.0	2.0	1675	$1,600	$0.96	14d	1	0.80mi
327 Oak Lake Dr Augusta, GA	3.0	2.0	1619	$1,600	$0.99	23d	1	0.90mi
4565 Rockdale Ct Augusta, GA	4.0	3.0	1886	$1,900	$1.01	23d	1	0.94mi
4565 Rockdale Ct Augusta, GA	4.0	3.0	1886	$1,900	$1.01	43d	1	0.94mi
157 Moss Creek Dr Augusta, GA	3.0	2.5	1818	$1,775	$0.98	23d	1	0.99mi
139 Springlakes Dr Augusta, GA	4.0	2.5	2094	$2,195	$1.05	43d	1	1.00mi
299 Ashbrook Dr Augusta, GA	4.0	2.5	2080	$2,295	$1.10	43d	1	1.06mi
303 Meadowlake Dr Martinez, GA	3.0	2.0	1951	$1,700	$0.87	14d	1	1.07mi
4139 Fair Oaks Rd Augusta, GA	3.0	2.0	1539	$1,800	$1.17	23d	1	1.16mi
4460 Whisperwood Dr Augusta, GA	3.0	2.0	1388	$1,600	$1.15	23d	1	1.21mi
231 Knollcrest Rd Augusta, GA	4.0	3.5	2302	$2,600	$1.13	43d	1	1.24mi
640 Vista Dr Grovetown, GA	3.0	3.0	1580	$1,700	$1.08	43d	1	1.27mi
640 Vista Dr Grovetown, GA	3.0	3.0	1580	$1,700	$1.08	23d	1	1.27mi
135 Shawns Way Augusta, GA	3.0	2.0	1910	$2,081	$1.09	21d	1	1.29mi
170 Shadowmoor Ct Augusta, GA	4.0	3.0	1944	$2,200	$1.13	23d	1	1.34mi
4724 Brookgreen Rd Augusta, GA	3.0	2.0	1798	$2,175	$1.21	14d	1	1.37mi
148 Shawns Way Augusta, GA	3.0	2.0	1400	$1,695	$1.21	14d	1	1.39mi
517 Scenic Dr Grovetown, GA	3.0	2.5	1746	$1,795	$1.03	23d	1	1.42mi
134 Holiday Dr Augusta, GA	3.0	2.0	1755	$1,900	$1.08	43d	1	1.43mi
801 Trailside Ct Grovetown, GA	3.0	3.0	1478	$1,770	$1.20	14d	1	1.48mi

Listing history 10 events

1. 2026-03-26
   soldstatus $310,000
2. 2026-03-23
   status Pending
3. 2026-03-02
   historical
4. 2026-03-02
   historical
5. 2026-02-27
   listed $299,900 Active
6. 2026-02-25
   listed $299,900
7. 2024-11-13
   soldstatus $75,000
8. 1986-09-01
   soldstatus $92,000
9. 1986-07-01
   soldstatus $18,000
10. 1986-04-01
    soldstatus $13,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $2,174 · $181/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: +$585/yr (+$49/mo · 26.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,002
• − Mortgage interest: −$16,799
• − Property taxes: −$2,174
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$8,724
• Taxable loss: −$10,715
• Est. tax savings @ 24.0%: +$2,572
• After-tax cash flow: $-2,593/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Columbia County
• NCES district ID: 1301410
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $69,358
• Composite: 45.04/100
• National rank: #2695
• State rank: #13 of 174 in GA

Livability — Martinez

• Score: 76/100
• State rank: #23
• US rank: #3514

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment A+ Housing A+ Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Martinez, GA
• County: Columbia County · 154,184 people
• City population: 46,975
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 46,975
• Household income: $81,912
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 983.0

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 189,073 people
• By 2030: 212,277 · +12.3%
• By 2040: 259,480 · +37.2%
• By 2050: 306,991 · +62.4%
• By 2075: 421,213 · +122.8%
• By 2100: 496,722 · +162.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Asian 7% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Vietnamese 1%

Political lean MEDSL · Columbia

• 2024 margin: Strong R (+25.6) · D 36.8% · R 62.5%
• 2008→2024 swing: +17.0pp toward D · 2008: -42.7pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.8 2016: R+37.7 2012: R+43.0 2008: R+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.93%
• Current HPI: 233.5167
• Rent YoY: ▲ 1.12%
• Metro: Augusta-Richmond County, GA-SC
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+2130.2% since first listed

10 events — show timeline

• 2026-03-26 Sold (Public Records) $310,000 Public Records
• 2026-03-23 Pending — Hive MLS
• 2026-03-02 Listing Removed — Hive MLS
• 2026-03-02 Listing Removed — Hive MLS
• 2026-02-27 Listed $299,900 Hive MLS
• 2026-02-25 Listed $299,900 Hive MLS
• 2024-11-13 Sold (Public Records) $75,000 Public Records
• 1986-09-01 Sold (Public Records) $92,000 Public Records
• 1986-07-01 Sold (Public Records) $18,000 Public Records
• 1986-04-01 Sold (Public Records) $13,900 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,174 · -17.4% YoY. Source: county tax records.